76 Shell Road, Lewisham, London, SE13 7TY

Description

A Vacant Ground and First Floor Two Bedroom Split Level Flat in Need of Refurbishment. The property comprises a ground and first floor two bedroom split level flat situated within a purpose built block arranged over ground and three upper floors.

Accommodation

Ground Floor: Reception Room; Kitchen. First Floor: Two Bedrooms; Bathroom. The property benefits from a private rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Hilly Fields are within easy reach. Transport links are provided by Brockley overground station and Lewisham rail station.

Tenure / Property Information

Investment Analysis

The supplied comparables are leasehold flat sales at 52 Shell Road, not 76 Shell Road, and provide no matching bedroom, size, condition or specification detail. Although the latest cited sale was £440,000 in November 2023, the evidence is insufficient to establish a reliable GDV for this property.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. Proceed only after reviewing the legal pack, inspecting the property and obtaining valuation, refurbishment and rental evidence.

Works Required

Refurbishment is required, but the evidence does not specify the condition or scope of works. Obtain inspection and contractor pricing before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be reliably assessed without a supported post-refurbishment value, refurbishment budget, rent, finance costs and full lease/legal information. The known guide plus £1,800 administration charge is £181,800 before other fees, works and purchase costs.

Buy-to-Let Analysis

BTL cannot be underwritten because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The property is vacant and requires refurbishment.

Flip Analysis

A flip appraisal cannot be completed reliably. The available sales relate to a different address and do not establish this flat’s value; refurbishment costs and selling costs are also unsupported.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unspecified.

• No sufficiently specific rental evidence is available.

• Available sold comparables are for 52 Shell Road rather than this property.

• Leasehold liabilities and legal-pack disbursements are not provided.

• The property is vacant and income is not currently evidenced.

Recommendation

Do not bid on current evidence alone. Proceed only after reviewing the legal pack, inspecting the property and obtaining valuation, refurbishment and rental evidence.

Strategy Rating

Analysis Confidence

The property description and lease term are supplied, but there is no property-specific comparable, rental evidence, refurbishment budget, GDV, service-charge information or complete fee schedule.